PC 07/07/99 - Laserfiche WebLink

discretion to come up with a satisfactory Village Center development plan including residential uses, and San Francisco can determine at that time whether Pleasanton's requirements will enable a viable project to proceed before committing to Pleasanton. Residential Development Potential Issue: Overall project may be too intense, parcel-based allowed density ranges are too broad, and area limits are too high. Proposed Project: The Specific Plan establishes an overall limit of 1900 units, establishes broad parcel-based allowable ranges of density, and limits the Western, Central, and Eastern areas to no more than 640, 923, and 374 units, respectively. Alternatives: Reduce to total cap x units (1600, other #). Reduce the total cap, unless additional specified housing is added (e.g., additional lower-income housing, moderate-income for-sale housing, housing within the Village Center, etc.) Narrow individual parcel allowable ranges to better designate what product type will be built within the project (e.g., change Parcel 5 to 26-32 DU/acre to ensure concentration of apartments/multi-family is built on the Village Residential site; change Parcel 20 to 3-6 DU/acre to ensure primarily single-family detached product around Western area golf course, etc.) Adopt specific plan text language describing the character (type/densities) to be built within each area, to which subsequent residential permit plans would have to conform. Modify the area limits to match intended results (e.g., increase the Central Area limit to allow higher concentrations of multi-family uses in Village Center, Village Residential, and other Central Area parcels; reduce the Western Area to better blend with "west of 1-680" lower densities; etc. Discussion: The overall limit of 1900 units was negotiated as a trade-offbetween an overall density/product type consistent with Pleasanton's neighborhoods and project amenities. At 1900 units, the project is more dense overall (9.5 units per residential acre) than most major Pleasanton neighborhoods; at 1600 units, it is similar to those at the upper end of Pleasanton neighborhood densities (8 units/acre). Incorporating units in the Village Center and concentrating density within the Village Residential parcel will diminish the perception of density throughout the balance of the plan. Adding scattered, small-scale multi-family product types would further help this. The Eastern Area will have about 10 DU/acre (at 374 total units), about half the density of the Case Avenue existing apartments but Substantive Issues/Alternatives Page 3 June 9, 1999